Wisconsin Residential Lease Agreement

This Residential Lease Agreement (the "Agreement") is made on [[Agreement Date]] by and between [[Landlord Full Name(s)]] ("Landlord") and [[Tenant Full Name(s)]] (jointly and severally, "Tenant"). Landlord and Tenant agree as follows.

1. Definitions "Premises" means the dwelling unit and any furnishings, parking, storage, and appurtenances identified in Section 2. "Rent" means all amounts payable under this Agreement. "Lease Term" means the period in Section 3. "Security Deposit" has the meaning in Section 6. Words importing the singular include the plural and vice versa. References to statutes include all amendments.

2. Premises; Parking; Storage; Furnishings Landlord leases to Tenant the residential premises at [[Property Address, City, Wisconsin ZIP Code]] (the "Premises"), including the following: Assigned parking space(s): [[Parking Space(s) or "None"]]. Storage: [[Storage Area or "None"]]. Furnishings and appliances included: [[List of Included Furnishings, Appliances, and Personal Property or "None beyond standard fixtures"]].

Tenant has examined the Premises (or had the opportunity to examine) and accepts it in its present condition except as noted in the Move-In Inventory & Condition Checklist attached as Exhibit A. The Premises shall be used solely as a private residence for the persons listed in Section 8 and for no other purpose without Landlord's prior written consent.

3. Term; Possession The Lease Term is [[Lease Term Length, e.g., 12 months / month-to-month]], beginning on [[Lease Start Date]] (the move-in date) and ending on [[Lease End Date]] unless sooner terminated or extended as provided herein. If Landlord cannot deliver possession on the start date, Rent shall abate until possession is delivered. If delivery is delayed more than [[Possession Delay Cap, e.g., 7 days]], Tenant may terminate and receive a full refund of prepaid amounts and the Deposit.

Holding over is governed by Section 27.

4. Rent; Payment Tenant shall pay monthly Rent of [[Monthly Rent Amount]], due in advance on the [[Rent Due Day, e.g., 1st]] day of each month, without offset, deduction, or demand. Payment shall be made to Landlord or Landlord's agent by [[Accepted Payment Methods, e.g., check, electronic funds transfer, online portal]] at [[Rent Payment Address, Account Details, or Portal URL]].

If the Term begins on a day other than the first of the month, the first month's Rent is prorated on a daily basis using a 30-day month. Acceptance of a partial or late payment is not a waiver of any default or of Landlord's rights.

5. Late Charges; Returned Payments; Fees Rent is late if not received by the due date (or within any grace period stated in the lease or required by law). Tenant shall pay a late charge of [[Late Fee Amount or Formula, must be reasonable per law]] if permitted. A fee of [[Returned Payment Fee]] applies to any returned or dishonored payment. All fees must comply with Wis. Stat. ch. 704 and ATCP 134.

6. Security Deposit Upon signing, Tenant shall pay a security deposit of [[Security Deposit Amount]]. The deposit secures Tenant's performance of all obligations under this Agreement and may be applied to unpaid Rent, repair of damage beyond ordinary wear and tear, and cleaning necessary to restore the Premises to move-in condition (reasonable wear and tear excepted).

Pursuant to ATCP 134.06, Landlord shall deliver or mail to Tenant the full amount of the security deposit, less any amounts lawfully withheld, within twenty-one (21) days after the later of: (a) the date the rental agreement terminates, or (b) the date the tenant vacates the Premises (or re-rental date if earlier in certain cases). Landlord shall provide an itemized written statement of any deductions together with supporting receipts or estimates for deductions exceeding the threshold under ATCP 134.06.

The deposit may not be applied by Tenant as last month's rent. Landlord shall hold the deposit in accordance with ATCP 134.06(4) if required (interest or commingling rules apply in certain cases).

7. Utilities; Services Tenant shall pay for [[Tenant-Paid Utilities, e.g., electricity, gas, water/sewer, trash, internet, cable]]; Landlord shall pay for [[Landlord-Paid Utilities]]. Tenant shall place tenant-paid utilities in Tenant's name effective on the Lease Start Date and shall not allow service to lapse. Landlord is not liable for interruptions of utilities or services not within Landlord's reasonable control.

8. Occupants; Guests The Premises shall be occupied only by Tenant and the following additional permitted occupants: [[List of Additional Occupants or "None"]]. A guest staying more than [[Guest Stay Limit, e.g., 14 consecutive days or 30 total days in any calendar year]] without Landlord's prior written consent may be treated as an unauthorized occupant and a breach of this Agreement.

9. Use; Conduct; Quiet Enjoyment Tenant shall use the Premises lawfully and only as a residence. Tenant shall not create a nuisance, disturb neighbors' quiet enjoyment, or conduct any business or activity that violates law, zoning, or HOA rules. Tenant shall comply with all applicable laws, the Rules attached as Exhibit B, and any HOA or condominium rules provided to Tenant.

10. Pets; Assistance Animals Pet policy: [[Pet Policy, e.g., "No pets without prior written consent. Additional pet rent or deposit of $[[Amount]] may apply if approved."]]. No animal is permitted without Landlord's prior written consent except an assistance animal that must be permitted by applicable fair housing law. Tenant is responsible for any damage, noise, or injury caused by an animal.

11. Smoking Smoking policy: [[Smoking Policy, e.g., "No smoking of any kind inside the Premises or within 25 feet of any entrance. Tenant is responsible for all damage and odor remediation."]]. Tenant is responsible for any damage caused by smoking.

12. Parking; Vehicles Only operable, registered, and insured vehicles may be parked in assigned spaces or permitted areas. Inoperable vehicles, unauthorized vehicles, or vehicles blocking access may be towed at the owner's expense after any notice required by law or lease: [[Parking and Towing Rules]].

13. Maintenance, Landlord Landlord shall maintain the Premises in a habitable condition as required by Wis. Stat. § 704.07 and applicable building and housing codes. Landlord shall keep the structural elements, roof, exterior, plumbing, electrical, heating, and Landlord-provided appliances in good and safe working order. Landlord shall comply with the implied warranty of habitability.

14. Maintenance, Tenant Tenant shall keep the Premises clean, sanitary, and free of hazards; properly use all systems and appliances; replace HVAC filters, light bulbs, and batteries in smoke/CO detectors as needed; keep plumbing clear; maintain any yard, snow removal, or lawn as agreed ([[Yard/Snow/Pest Responsibility, specify]]); and promptly report needed repairs in writing. Tenant shall pay for repair of damage caused by Tenant's, occupants', or guests' misuse, neglect, or abuse (beyond ordinary wear and tear).

15. Repair Requests; Emergencies Routine repair requests shall be made in writing to [[Repair Contact Name, Phone, Email, or Portal]]. For emergencies threatening life, health, or property (e.g., major leak, no heat in winter, gas smell, fire), Tenant shall immediately contact [[Emergency Contact / 911 as appropriate]] and notify Landlord as soon as practicable. Landlord shall make required repairs within a reasonable time after notice.

16. Alterations; Fixtures; Locks Tenant shall not paint, alter, install fixtures, satellite equipment, or additional locks, or make any improvements without Landlord's prior written consent. Tenant-installed improvements and fixtures become Landlord's property upon installation unless otherwise agreed in writing. Tenant shall not change locks without immediately providing Landlord a copy of the key.

17. Landlord's Right of Entry Landlord may enter the Premises to inspect, make repairs or improvements, supply services, show the Premises to prospective tenants/purchasers/lenders, or as otherwise permitted by law, upon at least [[Entry Notice Period, e.g., 24 hours or 2 days written notice]] during reasonable hours, except in case of emergency or with Tenant's consent to shorter notice. Landlord shall exercise this right reasonably and in compliance with Wis. Stat. § 704.05 and ATCP 134.

18. Renter's Insurance; Waiver of Subrogation Tenant shall maintain renter's insurance with personal liability coverage of at least [[Renter's Insurance Minimum Amount]] throughout the Term and shall provide proof upon request. Each party waives subrogation against the other to the extent of insurance proceeds. Landlord's insurance does not cover Tenant's personal property or liability.

19. Liability; Indemnity Except to the extent caused by Landlord's negligence or violation of law, Tenant assumes responsibility for, and shall indemnify and hold Landlord harmless from, claims arising from Tenant's use of the Premises or the acts or omissions of Tenant's occupants and guests.

20. Assignment; Subletting Tenant shall not assign this Agreement or sublet all or any part of the Premises without Landlord's prior written consent. Any attempted assignment or sublease without consent is void. Consent, if given, may be conditioned on additional terms. Original Tenant remains liable for all obligations.

21. Rules and Regulations; HOA/Condo Tenant shall comply with Landlord's written Rules and Regulations (Exhibit B) and any applicable homeowners' or condominium association rules disclosed to Tenant. Landlord may adopt reasonable additional Rules on written notice to Tenant.

22. Damage or Destruction (Casualty) If the Premises is damaged by fire or other casualty not caused by Tenant and is rendered uninhabitable, Rent shall abate for the affected portion. Either party may terminate this Agreement if the Premises cannot reasonably be repaired within [[Casualty Repair Period, e.g., 30 days]] after notice. Otherwise, Landlord shall repair promptly.

23. Condemnation; Eminent Domain If all or a material part of the Premises is taken by eminent domain, this Agreement terminates as to the part taken as of the date possession is required. Rent shall be adjusted accordingly. The condemnation award belongs to Landlord, except Tenant may pursue separate claims for moving costs or personal property if allowed by law.

24. Default; Remedies Tenant is in default if Tenant fails to pay Rent when due, breaches any term of this Agreement or the Rules, or violates law, and fails to cure within any period required by law or this Agreement. On default, Landlord may serve the appropriate notice under Wis. Stat. § 704.17 (e.g., 5-day pay-or-quit or cure-or-quit) and pursue all remedies available by law, including recovery of possession, unpaid Rent, damages, and costs. Landlord shall not engage in self-help eviction (lockouts, utility shut-offs, or removal of property) except as expressly authorized by law. After termination, Tenant remains liable for Rent for the balance of the Term, subject to Landlord's duty to mitigate.

25. Abandonment; Personal Property If Tenant abandons the Premises or is absent for a period indicating abandonment, Landlord may take possession and dispose of personal property left behind only as permitted by applicable Wisconsin law after any required notice.

26. Bankruptcy; Insolvency Tenant's bankruptcy or insolvency does not give Tenant any right to retain possession contrary to this Agreement, to the extent permitted by law.

27. Holdover If Tenant remains in possession after the Term without Landlord's written consent, Tenant is a holdover tenant. Tenant shall pay holdover use and occupancy rent of [[Holdover Rate, e.g., 150% of monthly rent or daily rate]] and is liable for resulting damages. With Landlord's consent and no new written agreement, the tenancy may become month-to-month on the same terms.

28. Surrender; Move-Out At the end of the tenancy, Tenant shall remove all personal property, return all keys and access devices, leave the Premises clean and in the move-in condition (ordinary wear and tear excepted), and provide a written forwarding address for security deposit accounting. Tenant shall complete any required move-out procedures in Exhibit A.

29. Notices Notices to Tenant may be delivered to the Premises or by the methods in Wis. Stat. § 704.21. Notices to Landlord shall be sent to [[Landlord Notice Address or Agent Contact]]. To terminate a month-to-month tenancy, the terminating party shall give written notice of at least 28 days ending on the last day of a rental period per Wis. Stat. § 704.19.

30. Subordination; Estoppel; Attornment This Agreement is subordinate to any present or future mortgage on the Premises. Tenant shall, within ten (10) days of request, sign a commercially reasonable estoppel certificate and attorn to any successor owner or lender.

31. Waiver; Non-Waiver No delay or failure to enforce any term is a waiver. A waiver of one breach is not a waiver of any other or of the same breach later.

32. Severability If any provision is held invalid or unenforceable, the remaining provisions remain in full force and effect.

33. Time of Essence Time is of the essence as to all obligations under this Agreement.

34. Entire Agreement; Amendments; Electronic Signature This Agreement, together with all Addenda and Exhibits, is the entire agreement and supersedes all prior negotiations and representations. It may be modified only by a writing signed by both parties. It may be executed in counterparts and signed electronically as permitted by Wisconsin law.

35. Joint and Several Liability Each person signing as Tenant is jointly and severally liable for all obligations under this Agreement.

36. Attorneys' Fees; Costs In any action or proceeding to enforce this Agreement, the prevailing party may recover reasonable attorneys' fees and costs as permitted by applicable law.

37. Governing Law; Venue This Agreement is governed by the laws of the State of Wisconsin. Venue lies in the county where the Premises is located.

38. Servicemembers Civil Relief Act (SCRA) A Tenant who is a service member may terminate this Agreement upon entering military service or receiving qualifying orders, on written notice with a copy of the orders, as provided by the federal Servicemembers Civil Relief Act (50 U.S.C. § 3955) and any applicable Wisconsin law.

39. Domestic Violence Protections A Tenant who is a victim of domestic violence, sexual assault, stalking, or similar crime may have rights to early termination or other protections under Wis. Stat. § 704.16 or other applicable law upon providing required documentation to Landlord.

40. Retaliation Prohibited Landlord shall not retaliate against Tenant for exercising rights under Wis. Stat. ch. 704 or ATCP 134 (Wis. Stat. § 704.45).

41. Disclosures (Wisconsin) Landlord makes the following disclosures as required by Wisconsin law and ATCP 134:

• Landlord Identification (ATCP 134.04): The name and address (within Wisconsin) of the owner or authorized agent(s) responsible for managing the Premises and collecting rent is: [[Landlord or Agent Name and Wisconsin Street Address (not P.O. Box)]]. Phone: [[Contact Phone]]. Any change will be provided within 10 business days.

• Code Violations: Landlord discloses any uncorrected building or housing code violations known to Landlord that present a significant threat to health or safety affecting the Premises: [[Disclose or "None known"]].

• Nonstandard Rental Provisions: Any nonstandard rental provisions (provisions that are not standard or that impose additional obligations or waive rights) are set forth in a separate written addendum signed by the parties (Exhibit C or attached). No nonstandard provision is enforceable unless it appears in such a signed addendum.

• Copy of Lease: Landlord shall provide Tenant a copy of this signed Agreement within three (3) days after signing, as required by applicable practice and law.

• Lead-Based Paint: If the Premises was built before 1978, the federal lead-based paint disclosure and EPA pamphlet are provided as an addendum (42 U.S.C. § 4852d).

• Sex Offender Registry: Pursuant to Wis. Stat. § 704.50, Landlord has no duty to disclose sex offender registry information unless specifically requested in writing; if requested, Landlord will provide contact information for the registry or a notice of how to obtain it.

• Radon / Other Hazards: [[Radon or other known hazard disclosure if required or known, or "No specific radon disclosure required by Wisconsin statute for residential rentals at this time; testing available."]]

• Smoke and Carbon Monoxide Detectors: Working smoke detectors and carbon monoxide detectors (where required by law for fossil-fuel appliances or attached garages) are installed and in working order. Tenant shall test and maintain batteries.

• Shared Utility Metering: If any utility serving the Premises also serves other areas, the billing or proration method is: [[Shared Meter Disclosure or "None"]].

• Other Required Disclosures: [[List any additional, flood, mold, bedbugs if locally required, or "None additional known"]].

42. Prohibited Provisions This Agreement does not contain any provision prohibited by Wis. Stat. § 704.44 or ATCP 134.08 (the "Seven Deadly Sins"), including but not limited to: waiver of Landlord's duty to maintain habitability, authorization of self-help eviction, confession of judgment, or payment of Landlord's attorneys' fees in all cases regardless of outcome. Any such provision is void.

43. Addenda and Exhibits The following are attached and incorporated into this Agreement: - Exhibit A, Move-In Inventory & Condition Checklist - Exhibit B, Rules and Regulations - Exhibit C, Nonstandard Rental Provisions Addendum (if any) - Exhibit D, Lead-Based Paint Disclosure and Pamphlet (if pre-1978) - Exhibit E, Other Addenda: **[[Additional Addenda or "None"]]

44. Signatures

LANDLORD, [[Landlord Full Name]]

By: ______________________________ Name/Title: **[[Landlord Signatory Name and Title]]** Date: ___________

TENANT

______________________________ **[[Tenant Name(s)]]** Date: ___________

______________________________ **[[Additional Tenant Name]]** Date: ___________

GUARANTOR (if any), [[Guarantor Full Name]]
The Guarantor personally guarantees Tenant's obligations under this Agreement.

By: ______________________________ Date: ___________, -

*Sample template for Wisconsin, not legal advice. Statutory provisions are cited from Wis. Stat. ch. 704 and ATCP 134 as of 2026-06. All required disclosures, deposit handling, notice periods, and lease terms must be verified against the current statutes, administrative code, and any applicable local ordinances or municipal codes before use. This is a form agreement only. Consult a Wisconsin-licensed attorney for advice regarding your specific situation.*